The Delmore Surfside

The Delmore is a 12-storey, 37-residence oceanfront building designed by Zaha Hadid Architects at 8777 Collins Avenue in Surfside, developed by DAMAC International. Residences average more than 7,000 square feet and start at $15 million.

It is being built on the site of Champlain Towers South, which partially collapsed on 24 June 2021, killing 98 people. That is not adjacent land. It is the same parcel. Any page about this building that does not lead with that fact is not being straight with you, and every buyer question that follows flows from it.

By Josh Stein — Miami real estate associate, Florida license SL3057661. Selling Miami luxury property since 2002, with more than $1 billion closed.

The Site, and What Happened Here

Champlain Towers South stood at 8777 Collins Avenue — twelve storeys, 136 units, about 202,000 square feet. It partially collapsed in the early hours of 24 June 2021. Ninety-eight people were killed.

On 22 June 2026, the National Institute of Standards and Technology released its final technical findings. NIST concluded the collapse began in early June 2021, when two garage columns supporting the pool deck failed, and progressed over roughly three weeks before the tower came down.

“The low margins against failure were primarily caused by two factors — severe and widespread deviations in the building’s original structural design from the codes and standards of the day, but also some limitations in those codes and standards. And second, deviations in the building’s construction from the design drawings.”

Glenn Bell, associate lead investigator, NIST — June 2026

The class settlement exceeded $1 billion. The land itself was sold under court order to fund compensation. Miami-Dade Circuit Judge Michael Hanzman prioritised selling the property for maximum recovery to victims over reserving it for a memorial — the settlement needed the land value because insurance alone was nowhere near enough.

DAMAC International, the Dubai developer founded by Hussain Sajwani, was the stalking-horse bidder and the only bidder. The court approved its $120 million contract on 30 September 2021; the sale closed in July 2022. Of the proceeds, $96 million was allocated to unit owners who lost their homes. The buying entity is East Oceanside Development LLC.

None of this is background colour. It is the reason the parcel was available, the reason there is no memorial on it, and the reason the building has not sold.

What Is Being Built

Twelve storeys, 37 residences — full-floor and half-floor, a maximum of four units per floor and two per wing. Residences average more than 7,000 square feet, ranging roughly 7,000 to 10,000, with penthouses starting at 10,000. Four to five bedrooms. The site is reported at 1.8 to 2 acres with about 200 linear feet of beachfront.

Zaha Hadid Architects designed the building — the massing, the exterior and the facade. The scheme centres on a “canyon” separating two residential wings to bring light through, a facade of sculptural fins with curvilinear wraparound balconies referencing Miami Modern, and a palette drawn from the sand next door. A glass-enclosed rooftop pool sits 125 feet up. HBA Residential did the interiors, unveiled February 2026. ODP is architect of record; CLAD did landscape; Keller North America engineered the foundations. Douglas Elliman has the sales.

The unit count has fallen substantially. An earlier proposal had 57 units; the planning board approved 52 in August 2023; the building launched in January 2025 as 37. Fewer, larger homes. One April 2026 report described the building as 15 storeys — every other source, including that outlet’s own earlier reporting, says 12.

“Our team was tasked with conceptualizing an oceanfront development that would redefine the standard for bespoke residential in a region that has earned global acclaim for its luxury offerings.”

Chris Lepine, Director, Zaha Hadid Architects — January 2025

Where Construction Actually Stands

Foundation work is genuinely substantial and genuinely done. Deep-soil mixing and trench-soil mixing completed in November 2025, carried out by Keller North America. The foundations are designed to extend more than 100 feet below grade — described as among the deepest basements planned on the Miami coastline. Given what happened here, that is not a marketing detail.

“Completing DSM and TSM is a pivotal achievement. This phase was one of the most technically demanding components of our construction process, and its successful completion sets the stage for foundation and superstructure work to begin.”

Carlos Seliman, Project Director, The Delmore — November 2025

But vertical construction has not started. As of 15 April 2026 — the most recent reporting on this project from any credible source — DAMAC was still obtaining or resubmitting the master building permit. Vertical work had been expected in Q3 2026, then Q4 2026. Master permit submission had been anticipated by end-2025 and had not happened.

Nothing has been reported about this project since 19 April 2026 — roughly three and a half months of silence.

⚠️ One report I could not verify, and it matters. Trade press in June 2026 reported, attributing the underlying reporting to The Wall Street Journal, that construction has been halted since February 2026 because DAMAC could not place construction insurance. I could not reach or confirm the original WSJ article, so I am flagging this rather than stating it. If you are seriously considering this building, this is the first question to ask.

The stated completion date remains 2029 and has never officially moved. The interim milestones have all slipped. Treat 2029 as a developer target rather than a schedule.

Fifteen Months, Zero Sales

This is the commercial fact of the project. Not one unit has gone under contract since the soft launch in January 2025. The developer has been unusually candid about why.

“The initial soft launch we did in January 2025 was premature.”

Jeffrey Rossely, Senior Vice President of Development, DAMAC — April 2026

“A lot of the feedback we had had was that a lot of people did not want to be the first purchaser.”

Jeffrey Rossely, Senior Vice President of Development, DAMAC — April 2026

A multi-unit offer of roughly $200 million was reportedly rejected by DAMAC’s own legal team in early 2025 over an unclear source of funds. A relaunch is planned by the end of 2026.

Pricing has not moved. The $15 million entry price is unchanged since January 2025 despite no sales. Average pricing is described as $35 to $40 million. A penthouse figure “over $150 million” has been mentioned as potential — no published asking price exists for it. The widely circulated “$1.6 billion sellout” figure does not appear in any credible source.

For context, Surfside condominium sales rose 57% in Q1 2026 at an average sale price of $6.1 million — a market transacting well below this building’s entry price, let alone its average.

The Memorial

There is no memorial on the site, and none is required. Surfside’s permanent memorial is planned across 88th Street, immediately adjacent to the parcel. The town’s fifth-anniversary remembrance on 24 June 2026 was held there.

That outcome traces directly to the court process: the judge prioritised sale value to compensate victims over reserving land. In September 2022, after closing, families asked DAMAC for a few feet on the north side where a staircase had collapsed. DAMAC would not commit land without a design; families could not design without knowing the land. The impasse was documented at the time.

“You’re looking for money, a return of investment. We are looking for respect.”

Andrea Langesfeld, whose family members died in the collapse — September 2022

DAMAC has made commitments around it: $1.5 million offered toward the memorial’s construction, the refuse holding area moved into the basement, and the service access bay relocated 15 feet west to create additional open space along 88th Street. The Town Commission approved the project 3–2 on 27 September 2023, conditioned on moving garbage pickup, the loading dock and construction staging off 88th Street — the memorial side — onto Collins Avenue. Two commissioners voted against. Families spoke against elements of the plan at both hearings.

DAMAC also plans to give residents a book documenting the site’s history.

A buyer should understand plainly: a public commemorative space will sit immediately next door, and the site’s history remains contested locally. That is a fact to weigh, not a reason to avoid the building — but it should be weighed with open eyes rather than discovered later.

What to Verify Before You Sign

1. Is construction actually halted, and is construction insurance in place? The unverified February 2026 insurance report is the single most consequential open question. Ask directly and ask for evidence.

2. Has the master building permit been issued? Last confirmed state: still being obtained as of April 2026. Foundation permits and master permits are different things.

3. Who is financing this? No construction loan, lender or facility has been reported. DAMAC describes self-funding — $200 million in, $500 million committed — and confirms active joint-venture discussions while saying it will not exit. Ask what a JV would change.

4. Get the structural and geotechnical documentation. On this parcel, more than any other in Florida, you are entitled to the full foundation design, the soil reports, the peer review and the inspection regime. The 100-foot foundation depth is a genuine engineering answer to a genuine question — ask for the paperwork behind it.

5. Deposit escrow. Florida Statute 718.202 governs it. With zero sales and a relaunch pending, establish exactly what is held, by whom, and what releases it.

6. Two regulatory items were never resolved on the public record — how the FEMA flood-map obstacle raised at the 2023 approval was addressed, and whether Surfside’s “wedding cake” setback exemption for this site was ultimately adopted. Both affect what can be built. Ask the town.

7. Resale. Be honest with yourself about it. Fifteen months of zero sales at this price point, on this parcel, is market information. If you buy here you should want the building for itself, not for a quick exit.

Surfside Around It

Surfside is a small, low-rise oceanfront town between Bal Harbour and Miami Beach, and its market sits well below this building’s price band. In 2021 the town proposed downzoning that would have capped this site near 80 units; on 10 September 2021 the commission exempted the Champlain parcel, allowing a rebuild up to the size of what stood there. Four of five commissioners supported it, after the judge overseeing the litigation criticised the downzoning as harmful to victims’ recovery.

“Give them back exactly what they had. That is the only fair thing to do.”

Commissioner Nelly Velasquez, Town of Surfside — September 2021

If you are looking at this stretch of coast, the neighbouring markets are on Bal Harbour, Miami Beach and Sunny Isles Beach, and the wider pipeline is on the new construction page.

This is a building I will discuss frankly rather than sell. If you want the current file — including whether construction has resumed — start a conversation.

Why Construction Stopped: The Insurance Gap

This is the part that explains everything else, and it was reported properly in the insurance trade press rather than the real-estate press.

Construction has been halted since February 2026 because construction cover could not be placed. The reasons given are not about the site’s history — they are about the sponsor. DAMAC is Dubai-based, and carriers balked at two things: the developer’s lack of South Florida development experience, and the absence of a local development partner. Those relationships are what open doors with domestic carriers and Lloyd’s syndicates, and without them the risk did not get written.

In the same month, a deal covering more than $200 million in contracts collapsed. The project is valued at $1.6 billion and has sold zero units.

“We should have spent more time on community reaction rather than physical property.”

Jeffery Rossely, SVP of Development, DAMAC International

“It’s still a very challenging market.”

Shanna Sweeney, SVP Excess Casualty, Upland Specialty

DAMAC has said it intends to relaunch sales toward the end of 2026, contingent on securing a joint-venture partner and resolving the insurance. Those are the same problem — a local partner is what makes the cover placeable.

What this means for a buyer. A tower that cannot obtain construction insurance cannot be built, cannot be financed on normal terms, and cannot give you a reliable delivery date. That is materially different from a project that is merely behind schedule. Until DAMAC announces a joint-venture partner and placed cover, any completion date quoted to you is an aspiration. Ask for both in writing before any money moves.

Since2002Selling Miami luxury

Closed$1B+In career sales volume

Years24In this market

Buildings478Tracked across Miami

The Delmore, Surfside: frequently asked questions

Is The Delmore built on the Champlain Towers South site?

Yes. The Delmore is at 8777 Collins Avenue, the same parcel where Champlain Towers South partially collapsed on 24 June 2021, killing 98 people. It is not an adjacent site. DAMAC International bought the land for $120 million as the sole bidder in a court-ordered sale, with $96 million of the proceeds allocated to compensating former unit owners.

Is there a memorial on the site?

No, and none is required. Surfside’s permanent memorial is planned across 88th Street, immediately adjacent to the property. The court prioritised selling the land at maximum value to compensate victims rather than reserving it. DAMAC offered $1.5 million toward the memorial’s construction and relocated service access away from the 88th Street side.

Is The Delmore under construction?

Foundation work is complete — deep-soil and trench-soil mixing finished in November 2025, with foundations designed to extend more than 100 feet below grade. Vertical construction has not started. As of April 2026 the master building permit was still being obtained, and no credible source has reported on the project since 19 April 2026.

How many units have sold at The Delmore?

None. No unit has gone under contract since the January 2025 soft launch — more than fifteen months. DAMAC’s development SVP has called that launch premature and said buyer feedback was that people did not want to be the first purchaser. A relaunch is planned by the end of 2026.

How much does a residence at The Delmore cost?

From $15 million, with an average of $35 to $40 million. Residences average more than 7,000 square feet. The entry price has not changed since January 2025. A penthouse figure “over $150 million” has been described as potential rather than as a published asking price.

Who designed The Delmore?

Zaha Hadid Architects designed the building, facade and massing — a central “canyon” between two residential wings, sculptural fins and curvilinear wraparound balconies, and a glass-enclosed rooftop pool at 125 feet. HBA Residential designed the interiors. ODP is architect of record.

When will The Delmore be completed?

2029 is the stated date and it has never officially moved. However, the interim milestones have slipped repeatedly — construction start moved from 2024 to January 2025, and vertical construction from Q3 2026 to Q4 2026 and beyond. With no vertical work started and the master permit outstanding as of April 2026, treat 2029 as a target rather than a schedule.

Sources and further reading

• NIST — Final Technical Findings on the 2021 Partial CollapseThe federal investigation’s conclusions on the cause of the Champlain Towers South collapse, and the investigators’ own statements. Published 22 June 2026.
• The Real Deal — Developer of Condo on Surfside Collapse Site Plans RelaunchZero sales, the premature-launch admission, the master permit status and the $35–40M average pricing. Published 15 April 2026.
• The Real Deal — Why Buyers Are Rejecting Luxury Condos on the Surfside Collapse SiteThe joint-venture discussions, the memorial location and Surfside market comparison. Published 19 April 2026 — the most recent report on this project.
• Bisnow — No Mansions in the Sky Sold in Year Since LaunchThe $200M invested and $500M committed, the rejected $200M offer, and buyer feedback. Published 15 April 2026.
• Florida YIMBY — Deep and Trench Soil Mixing Completes at The DelmoreFoundation completion, contractor and project director statement. Published 21 November 2025.
• Florida YIMBY — The Delmore Unveils Interior Designs by HBA ResidentialThe 12-storey, 37-residence configuration and the full project team. Published 18 February 2026.
• The Real Deal — Damac Reveals Plans for Luxe Boutique Condo on Collapse SiteThe January 2025 launch, $15M entry pricing and the 2029 completion target. Published 28 January 2025.
• The Real Deal — Dubai Developer’s $120M Contract for Surfside Site ApprovedCourt approval of the sale, the sole-bidder status and the $96M allocation to unit owners. Published 30 September 2021.
• Bisnow — Condos Approved at Site of Deadly Surfside CollapseThe 3–2 Town Commission vote, the 88th Street conditions and DAMAC’s $1.5M memorial offer. Published 28 September 2023.
• The Real Deal — Surfside Families and Damac Begin Tense Talks About a MemorialThe memorial impasse and families’ statements. Published 20 September 2022.
• The Real Deal — Surfside Officials Agree to Carve Champlain Site Out of Planned DownzoningThe 2021 zoning carve-out and the original building’s dimensions. Published 10 September 2021.

Related coverage

Part of New Construction.

New ConstructionFAQSNautilus 220Ella Miami Beach3000 Waterside619 Brickell by NobuOne Park Tower by TurnberryJean-Georges Miami Tropic ResidencesAnantara Miami Resort & ResidencesLegacy Residences at Miami WorldcenterEdge House Miami93 Ocean